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HomeMy WebLinkAboutItem 5.25.2 TOWN OF LOS ALTOS HILLS July 17, 2008 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW 5,833 SQUARE FOOT RESIDENCE WITH A 1,322 SQUARE FOOT BASEMENT AND A NEW SWIMMING POOL; LANDS OF BURGER; 11580 OLD RANCH ROAD; FILE #12-08-ZP-SD-GD. FROM: Brian Froelich, AICP, Associate Planner. APPROVED BY: Debbie Pedro, AICP, Planning Director7SP RECOMMENDATION That the Planning Commission: Approve the requested Site Development Permit and Grading Policy Exception subject to the conditions and findings of approval in Attachments 1 and 2. BACKGROUND The subject 1.11 acre parcel is located on the cul-de-sac of Old Ranch Road. The pentagonal shaped property has a moderate (14.3%) down slope from the Old Ranch Road. Surrounding properties are subdivided and developed with single-family homes. The applicant is proposing to demolish the existing dwelling and driveway on the property to construct a new multi-level home with the lower level consisting of a partial (daylighted) basement. Proposed accessory features proposed include a new driveway, swimming pool, and patio areas. CODE REQUIREMENTS This application is not eligible for the Fast -Track process under section 10- 2.1305. 1(a)(3), because the applicant requests a Grading Policy Exception. Specifically, the proposal includes an area where the maximum cut depth would exceed the Grading Policy maximum by five (5) feet. The Planning Commission has discretion to allow Grading Policy Exceptions on individual projects. DISCUSSION Site Data: Gross Lot Area: 1.11 acres Net Lot Area: 1.11 acres* Average Slope: 14.3% Lot Unit Factor: 1.01 *1.08 acres after r -o -w dedication Planning Commission lands of Burger July 17, 2008 Page 2 of 13 Floor Area and Development Area: Area Maximum Proposed Existing Increase Left Development 13,514 11,479 8,259 +3,220 2,035 Floor 5,833 5,840 2,885 +2,978 7 Basement 1,322 Site and Architecture The applicant requests approval of a Site Development Permit to construct a 5,833 square foot multi-level dwelling with a 1,322 square foot basement, swimming pool and a new driveway. The swimming pool is proposed downhill from the residence at the same elevation as the daylighted basement. The proposed dwelling and basement meet the setback, height, floor area, and development area standards per Title 10, Zoning and Site Development, of the Los Altos Hills Municipal Code. The proposed residence is located 44 feet from the front property line, 36 feet from the side property lines, and 70 feet from the rear property line. The maximum building height on a vertical plane is 27 feet. And the maximum height of the building (including chimneys and appurtenances) from the lowest point to the highest point is 29 feet. The lower (basement) level includes 800 square feet of floor area and 1,322 square feet that meets the basement definition and is exempt from floor area totals. The lower level includes a game room, media room, office, and living room. The games room and media room open (daylight) to a patio. The main level of the proposed residence includes 4,012 square feet of floor area that includes a family room, dinning room, kitchen, and four bedrooms. The garage is attached but offset from the residence in a split-level type of configuration. The three (3) car garage totals 1,021 square feet. The proposed exterior materials include smooth stucco with stone veneer trim and a slate roof. 113914 Ff_'i7)F54, r, The applicant proposes to demolish the existing driveway and replace it with a new single access driveway. The proposed access point on Old Ranch Road will be relocated and is at a lower elevation than the existing driveway. Four (10' x 20') parking spaces are provided by the proposed three car garage and one uncovered space in the circular driveway. Planning Commission Lands of Burger July 17, 2008 Page 3 of 13 Trees and Landscanin The property is moderately vegetated with various mature trees and shrubs and none are proposed for removal. However, the site contains a 22" heritage oak tree that is in proximity to the proposed daylighted basement cut and a stairway. According to the applicant the tree is intended to be retained and was a key element to the residence design. The applicant has commissioned an arborist report to assess the potential impacts; recommend alternatives and mitigation measures. The reports, prepared by Consulting Arborist, Walter Levison, August 20, 2007 and April 1, 2008, conclude that the proposed wall and stairway will not have a detrimental effect on the tree and that 70%-80% of the root system will remain intact. (Attachment #5) To ensure protection of all oak trees on site, staff has recommended a condition of approval that requires all oaks on the site to be fenced per the Town's tree fencing standards prior to the start of work. Also, Condition #14 specifies that an ISA Certified Arborist provide a letter stating that all recommendations in the Walter Levison reports were implemented during construction. After completion of rough framing and prior to the time of the prior to final inspection by the Planning and Engineering Departments, the applicant will be required to submit a landscape screening plan and erosion control plan for Site Development Committee review and all plantings required for screening and erosion control will be required to be installed prior to final inspection. (Condition #2) Outdoor Liehtine All lighting proposed with this plan is building mounted lighting. All lighting is within the setbacks and is shielded and recessed. Landscaping lighting will be reviewed with the landscape plan. Gradine Total grading quantities include 2,895 cubic yards of cut and 305 cubic yards of fill. The Engineering Department has reviewed the grading plan and reports that the applicant proposes cut of up to 9 feet for the daylighted basement where the code allows a maximum of four (4) feet. The area of the Grading Policy Exception is approximately 585 square feet (13' x 45'). Basement cut depths are not specifically regulated by the Grading Policy; however, the basement is daylighted and creates a flat yard area adjacent to the basement. Cuts for yard areas are limited to a maximum depth of 4 feet. The additional grading quantity for this basement design is approximately 350 cubic yards more than a conventional basement design. Planning Commission Lands of Burger July 17, 2008 Page 4 of 13 Requirements for building siting are addressed in Section 10-2.702(c) of the Los Altos Hills Municipal Code: "Disturbance to the site. The location of all structures should create as little disturbance as possible to the natural landscape. The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings. Additional grading may be allowed for the purpose of lowering the profile of the building provided that at the completion of the project the visual alteration of the natural terrain is minimized. The removal of vegetation and alteration of drainage patterns shall be the minimum necessary to accommodate the proposed structure. " The Grading Policy is used by staff in evaluation of development projects and making recommendations to the Planning Commission and City Council. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planning Commission or City Council. The proposed daylighted basement affords the property owner a two level design with the profile of a single story building when viewed from the street. The proposed ridge height is actually six inches lower than the existing residence ridge. The additional grading with this design is balanced by a significant reduction in visible building bulk as opposed to a typical two story design. Drainage Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements. Water runoff generated from the proposed development will be collected in a detention basin and metered to a vegetated swale. The swale will collect runoff and intercept sheet flow not captured by the primary system, spread water for absorption onsite, and prevent draining to downhill properties. Fire Department Review The Santa Clara County Fire Department reviewed the plans and has required that the building be sprinklered. The proposed driveway complies with standard D-1 for emergency vehicle access with a slope less than 15%. No onsite was required. Committee Review The Pathways Committee recommended that the property owner rededicate an existing 10 foot wide equestrian easement along the southeasterly and northeasterly portions of the property for public use. The existing easement is a perimeter trail with use rights exclusively for property owners within the original Foothill Ranch subdivision. The Planning Commission Lands of Burger July 17, 2008 Page 5 of 13 committee recommendation is consistent with another recent (April, 2008) new residence approval within the subdivision (Lands of Duke and Cadeddu, 11520 Old Ranch Road). The Environmental Design Committee had concerns regarding an oak tree and noted that screening will be needed between the subject property and the neighbor at 11585 Old Ranch Road. The Open Space Committee had no comments on the project. There are no slopes over 30%, no creeks on the site, and the property is not located within an Open Space/Conservation Area in the General Plan Land Use Diagram. Neighborhood Sunnort The applicant has performed neighborhood outreach via meetings onsite with the project Architect and neighbors. The residence design has received support letters from eight (8) neighbors noting that the lower profile and fact that no trees will be removed are positives. (Attachment #6) ENVIRONMENTAL CLEARANCE (CEOA The proposed single family residential addition and remodel is categorically exempt from the provisions of the California Environmental Quality Act by provision of Section 15303, Class 3 (a): ATTACHMENTS 1. Recommended conditions of approval 2. Recommended Findings for Grading Policy Exception 3. Grading Policy 4. Basement Ordinance 5. Arborist Reports -Walter Levison, August 20, 2007 and April 1, 2008 6. Letters of Support from Neighbors 7. Development plans (Commission only): Site Plan, Floor Plans, Elevations, Sections, Survey, Grading and Drainage Plans. Planning Commission Lends of Burger July 17, 2008 Page 6 of 13 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE DRIVEWAY, SWIMMING POOL AND GRADING POLICY EXCEPTION LANDS OF BURGER, 11580 OLD RANCH ROAD File #12-08-ZP-SD-GD A. PLANNING DEPARTMENT: No other modifications to the approved plans are allowed except as first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. After completion of rough framing or at least six (6) months prior to scheduling a final inspection, the applicant shall submit landscape screening and erosion control plans for review by the Site Development Committee. The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed at a noticed public hearing. Plantings shall be adequate to break up the bulk of the new residence from surrounding properties and streets. All landscaping required for screening purposes and for erosion control (as determined by the City Engineer) must be installed prior to final inspection of the new residence. 3. A landscape maintenance deposit in an amount determined by the Site Development Committee shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two yews after the installation. The deposit will be released at that time if the plantings remain viable. 4. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. mdis), Honey Gum (E. melliodora), or Manna Gum (E. viminalis) eucalyptus trees on the property located within 150' of any structures or roadways shall be removed prior to final inspection of the new residence. Removal of eucalyptus trees shall take place between the beginning of August and the end of January to avoid disturbance of nesting birds protected under the Federal Migratory Bird Treaty Act (MBTA) and California Department of Fish and Game Code Section 3500 et seq unless a nesting bird survey is first conducted and there is a determination that there are no active nests within the tree. Planning Commission Lands of Burger July 17, 2008 Page 7 of 13 S. Prior to beginning any grading operation, all heritage oak trees, shall be fenced at the drip line. The fencing shall be of a material and structure (chain-link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fencing must remain in place throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. 6. Prior to requesting the foundation inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the location of the residence and roof eaves and swimming pool are no less than 40' from the front property line and 30' from the side and rear property lines." The elevation of the residence shall be similarly certified in writing to state that "the elevation of the residence matches the elevation and location shown on the approved Site Development plan" The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a foundation inspection. Prior to requesting the final framing inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the height of the new residence complies with the 27'-0" maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials)." The overall structure height shall be similarly certified in writing and state that "all points of the building (including chimneys and appurtenances) lie within a thirty-five (35 ) foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final framing inspection. 8. Air conditioning units shall be located a minimum of 40' from the front property line and 30' from the side and rear property lines. 9. No new fencing or gates are approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 10. If utilized, skylights shall be designed and constructed to reduce emitted light. No lighting may be placed within skylight wells. Planning Commission Lands of Burger July 17, 2008 Page 8 of 13 11. All new exterior lighting futures shall have whita/ osted/etched glass enclosures or be shielded light futures. Seeded or bent glass is not acceptable. No landscape or site lighting is approved with this plan. Landscaping and site lighting shall be reviewed with the landscape screening plan. All lighting must comply with the Town's Lighting Policy prior to final inspection. 12. Fire retardant roofing (class A) is required for all new construction. 13. Properties must pay School District (Los Altos or Palo Alto) fees prior to acceptance of plans for building plan check from Los Altos Hills. The applicant must take a copy of required fee payment forms that have been completed by the Town to both the elementary and high school district offices, pay the appropriate fees and provide the Town with a copy of their receipts. 14. For swimming pools, at least one of the following safety features shall be installed to the satisfaction of the Town Building Official: a. The pool shall be isolated from access to the residence by an enclosure (fencing). b. The pool shall be equipped with an approved safety pool cover. c. The residence shall be equipped with exit alarms on those doors providing direct access to the pool. d. All doors providing direct access from the home to the swimming pool shall be equipped with a self-closing, self -latching device with a release mechanism placed no lower than 54 inches above the floor. 15. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. b. Drainage outfall structures shall be constructed and located to the satisfaction of the City Engineer. c. Pool equipment shall be enclosed for noise mitigation and screening. The pool equipment enclosure shall be screened with landscaping and may not encroach into any required setbacks. 16. An ISA Certified Arborist shall certify in writing and state that `all of the recommendations in the Walter Levison reports dated August 20, 2007 and April 1, 2008 were implemented during the construction process" The applicant shall submit wet signed letter(s) to the Planning Department prior to requesting a final inspection. Planning CIDuIn115510n Lands of Burger July 17, 2008 Page 9 of 13 B. ENGINEERING DEPARTMENT: 17. Peak discharge at 11580 Old Ranch Road, as a result of Site Development Permit 12-08, shall not exceed the existing pre -development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre - development value. Provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10 -year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre -development value. All documentation, calculations, and detention storage design (2 plan copies) shall be submitted for review and approval to the satisfaction of the City Engineer prior to acceptance of plans for building plan check. Prior to final inspection, a letter shall be submitted from the project engineer stating that the site grading and drainage improvements were installed as shown on the approved plans and in accordance with their recommendations. 18. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (October 15 to April 15) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line except to allow for the construction of the driveway access. 19. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months." 20. At the time of foundation inspection for the new residence and prior to final inspection, the location and elevation of the new residence shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved location and elevation shown on the approved Site Development plan. At the time of framing inspection for the new residence, the height of each building shall be similarly certified as being at the height shown on the approved Site Development plan. 21. Two copies of an erosion and sediment control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. The first 100 feet Planning Commission Lands of Burger July 17, 2008 Page 10 of 13 of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 22. Two copies of a grading and construction operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Old Ranch Road and surrounding roadways, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the Los Altos Garbage Company for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 23. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance ofplans for building plan check. 24. The property owner shall dedicate an additional 10' wide public right of way to the Town over Old Ranch Road to create a 50' radius right of way for the cul-de-sac. The property owner shall provide legal description and plat exhibits that are prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to submittal ofplans for building plan check. 25. The driveway shall be required to be fully constructed and to be roughened where the pathway intersects, to the satisfaction of the City Engineer, prior to final inspection. 26. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. A sewer plan that is prepared by a registered civil engineer shall be required to be approved by the City Engineer prior to acceptance ofplans for building plan check. An as -built mylar shall be required to be submitted to the Town prior to final project approval. A sewer hook up permit shall be required by the Town's Public Planning Commission Lands of Burger July 17, 2006 Page I 1 of 13 Works Department prior to submittal ofplans for building plan check. An encroachment permit shall be required for all work proposed within the public right of way prior to start work. 27. The property owner shall dedicate a 10' wide pathway easement to the Town over the existing 15' wide private "equestrian right-of-ways" along the rear property line. Any existing legal non -conforming fence on the property can remain until such time that the fences are replaced. Any new or replacement fences proposed shall not obstruct the 10' wide path easement. The property owner shall provide legal description and plat exhibits that are prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to submittal ofplans for building plan check 28. Geotechnical Plan Review - The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations) to ensure that their recommendations have been properly incorporated. The consultant shall review the location and design of proposed drainage structures and dissipaters with respect to adverse impacts on erosion and slope stability. Also, the consultant shall provide appropriate seismic design parameters based on the 2007 CBC to comply with current building code requirments. The results of the Geotechnical Plan review shall be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to issuance of building permits. 29. Geotechnical Field Inspection - The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. As part of the field inspection, the consultant shall carefully inspect the basement excavation for indications of faulting or other adverse conditions which may affect the proposed development. Supplemental recommendations shall be provided as necessary to address any faulting hazards or adverse conditions revealed in the excavation. The results of these inspections and the as -built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final (granting of occupancy) project approval. Planning Cour nission Lands of Burger July 17, 2008 Page 12 of 13 C. FIRE DEPARTMENT: 30. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the proposed building. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department (14700 Winchester Blvd, Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and approved by the Fire Department, prior to final inspection and occupancy of the new building. 31. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Project approval may be appealed if done so in writing within 12 days of the date of approval. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after July 24, 2008 provided the applicant has completed all conditions of approval required prior to acceptance ofplans for building plan check. Please call 650-941-7222 extension 235 to schedule a final inspection with the Planning and Engineering Departments at least two weeks prior to scheduling the final building inspection approval. CONDITION NUMBERS 5, 13, 17, 21, 22, 23, 24, 26, 27, AND 28 SHALL BE COMPLETED, REVIEWED, AND APPROVED BY TOWN STAFF PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. NOTE: The Site Development permit is valid for one year from the approval date (until July 17, 2009). All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years. Planning Commission Lands of Burger July 17, 2008 Page 13 of 13 ATTACHMENT 2 RECOMMENDED FINDINGS FOR GRADING POLICY EXCEPTION LANDS OF BURGER, 11580 OLD RANCH ROAD File #12-08-ZP-SD-GD 1. The proposed plan and grading is in substantial conformance with the General Plan Land Use Element General Policy 1.1 which states that "Uses of land should maintain the semi -Waal atmosphere, minimize disturbance to natural terrain, minimize removal of the natural vegetation and create the maximum compatibility of development with the natural environment through site design, architecture and landscaping." 2. The proposed area of grading will not result in the substantial visual alteration of the natural terrain. The property's existing contours and basic landform are retained. 3. The daylighted portion of the basement does not face a road right-of-way and has a minimal negative visual impact to neighbors. The proposed grading significantly lowers the profile of the residence and reduces overall visible bulk. 4. The proposed grading will not result in the removal of any substantial vegetation that cannot be effectively mitigated. 5. The proposed grading will not increase the quantity of runoff or the alteration of existing drainage patterns. Attachment 3 TOWN OF LOS ALTOS HILLS LSAMM 26379 Fremont Road W Los Altos Hills, CA 94022 Phone: (650) 941-7222 r w .losaltoshills.ca.gov CALIFORNIA Grading Policy Approved by City Council — 4/2/97 Code Sections: Section 10-2.702@ of the Site Development Ordinance states that: "The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings." Section 10-2.703(a) requires: "Type II foundations — step -on -contour, daylight, pole foundations, or a combination thereof — shall be used on building sites with natural slopes in excess of fourteen percent (14%)." Intent: The purpose of this policy is to outline desired criteria for grading which assure that construction retains the existing contours and basic landform of the site to the greatest extent feasible. It is also intended that the policy provide guidance for "stepping" structures down sloped hillsides, and emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to raise the profile of the structure. While balanced cut and fill is desirable to muunrize import or export of soil, to or from a site, it is recognized that the Town's policies and the guidelines below may encourage export as cut is generally preferred over fill. These policies are intended to be used by staff in evaluation and malting recommendations to the Planning Commission and/or City Council regarding site development applications, and as guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planning Commission and/or City Council. Grading Policy Page 2 Policy: Cuts and fills in excess of the following levels generally will be considered excessive and contrary to Town ordinances and policies to grade only to the minimum extent necessary to accommodate structures and to site structures consistent with slope contours, i.e., "step down" the hill*: Cut Fill House 8'** 3' Accessory Bldg. 4' 3' Tennis Court 6' 3' Pool 4'*** 3' Driveways 4' 3' Other (decks, yards) 4' 3' * Combined depths of cut plus fill for development other than the main residence should be limited to 6 feet, except that for tennis courts out plus fill may be permitted up to a maximum of 8 feet. ** Excludes basements meeting Code definition. *** Excludes excavation for pool. 2. The height of the lowest finished floor(s) of a structure should generally not be set in excess of three (3) feet above the existing grade, to assure that structures step with the slope. 3. Driveway cut may be increased up to a maximum of eight feet (8) for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut. 4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above for each type of structure, but shall be the minimum grading needed for drainage purposes, as determined by the City Engineer. Attachment 4 TOWN OF LOS ALTOS WILLS WSALTO HM 26379 Fremont Road Los Altos Hills, CA 94022 Phone: (650) 941-7222 ra y w Josaltoshills.ca.gov CALIFORNIA Basement Ordinance Effective Date: 9/1/06 Sec. 10-1.208 Basement "Basement" shall mean a floor level, or portions thereof, which has: (1) all portions directly below a building; and (2) the finished floor elevation of the building level above shall not be greater than twenty- eight (28'1 inches above the adjoining natural or finished grade, whichever is lower; and (3) have at least 3 sides, or at least 75% of its perimeter length wholly underground. That side of the basement not wholly underground shall not be located on any side of a lot abutting one side of a road. Daylighted basements shall comply with all height and setback requirements of this ordinance. Basements including cellars and bunkers, which are not located within the footprint of the building above, may be permitted by the Planning Commission when it finds that such structures do rot encroach in setbacks, are a minimum of 18 inches below natural grade, are wholly underground except for required exiting, lighting and ventilation and are counted as development area except when placed under a surface already counted as development area. Note: Daylighted basements shall comply with the Town's grading policy. The Grading Policy is used by staff in evaluating and making recommendations to the Planning Commission and/or City Council regarding site development applications, and as guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planing Commission and/or City Council. Floor Area Definition "Floor area" shall mean the gross horizontal area of the several floors of all buildings, including garage space and carport space, measured to the outside of exterior walls. Floor area is counted twice when the vertical distance between the upper surface of the floor, and the upper surface of the floor or the underside of the roof directly above it, is greater than seventeen (IT) feet. That portion of an attic is considered floor area when the distance between the upper surface of the attic floor and the underside of the roof above it is seven (7) feet in height. For the purposes of this definition, all attic spaces are considered to have floor surfaces. Area meeting the definition of a basement is exempted from floor area. (Effective date: March 7, 2002) Policy: Basement Ordinance Page 2 BASEMEAT r O Natural 1`Story -radeEL 7z— 239.57 FinishGrade Finish SECTION Grade O3 sides, w at least 75% of perimeter length whdlY' 4th side or 25% of 1 panrneler length Natural fe Story Backfill Grade Floor Area I Flow Area I Not Basement 239.52' L — — — — _ — — _ , tEL Finish PLAN Grade I BASEMENT RETAINING WALL i AND FLOOR FRAME DETAIL l I 1 ' e nmv sttr I I Finished floor elevation of the building level above shall not be >< _ T greater than twenty-eight (28") I— ® inches above the adjoining natural or finished grade, whichever is lower. basement RECEIVED Attachment 5 ~ 00 Walter OS Walter Levison TO ALIC S �. CONSULTING ARBORIST ASCA Registered Consulting Arbonst #401 ISA Certified Arbonst #M-3172 4/1/08 RE: Burger Residence Oak Tree Impacts and Protection 11580 Old Ranch Road Los Altos Hills, CA To Whom It May Concern: I have been retained to provide comment on the redesigned site plan proposed for 11580 Old Ranch Road in Los Altos Hills, California. The author was requested to review the working drawing (site plan version 2/29/08, by MODE, Phoenix, AZ), and determine if there are any significant changes to projected oak tree impacts under the revised site plan with a relocated retaining wall cut face. MODE also provided the author with an enlarged view of the plan dated 3/25/08. The author has determined that, under the new plan, there are no significant changes in terms of impacts to oak #1, and that all recommendations noted in the original arborist report on this tree (Levison, 8/20/07) can and should be implemented per that report, including a chain link tree protection fence of dimensions approximating 50 -ft X 50 -ft (see original report for tree protection map). The location of the proposed stairway under the canopy dripline of oak #1 is acceptable, and will be built in a manner which minimizes excavation of the existing soil root zone per my report recommendations (personal communication, MODE, April 2008). Please refer to the original arborist report dated 8/20/07 for tree protection and maintenance recommendation details. Sincerely, Walter Levison, ASCA Registered Consulting Arborist #401 I oft Tel + Fax 650 697 0990 HILLS Walter Levison A CONSULTING ARBORIST ASCA Registered consulting Arborist #401 ISA certified Arborist #WC -3172 Assessment of & recommendations for one (1) coast live oak tree specimen at 11580 Old Ranch Rd. Los Altos Hills, California Prepared at the Request of: Katherine Baker and John Burger, property owners Site Visit: Walter Levison 8/17/07 Report: Walter Levison 8/20/07 RECENE® JAN 2 9 2008 TOYM OF LOS ALTOS HILLS Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Walter Levison O All Rights Reserved Registered Member, American Sodety of Consulting Aftrists and Member of the IntemBllonal Sodety of ANonwfture Phoneffi. (650) 697-0990 Walter Levison AA CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 1.0 Summary 3 2.0 Assignment 3 3.0 Protected Trees 4 4.0 Observations 6 Discussion 4 5.0 Mitigation Recommendations 5 6.0 Consultant's Qualifications 9 7.0 Bay Area Vendors 10 8.0 Assumptions and Limiting Conditions 11 9.0 Certification 12 10.0 Tree Map (not to scale) 13 11.0 Photographs 14 12.0 Tree Data 15 Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Walter Levison O All Rights Reserved Registered Member, Amencan Sodety of Consulting Arborisls and Member of the Intemational Sodety of vboricultme Phone/Paz(650) 697-0990 A 00Walter Levison CONSULTING ARBORIST ^= ASCA Registered Consulting Arbonst #401 ISA Certified Arborist #WC -3172 1.0 Summary The site is a developed single family residence zoned lot with development on the uphill portion. Various existing oak trees are located throughout the downhill portion of the site (rear yard) where recent grubbing removed poison oak, bushes, etc. down to ground level. Tree #1 is a wast live oak of large proportions which creates a landscape statement for the rear yard area (see tree map scan, this report). A majority of the root system can be retained as -is if tree protection fencing and other maintenance and protection items are implemented as suggested by the author (see mitigation recommendations section of this report). A retaining wall is proposed by the applicant's project team to be located along the route shown on the tree map scan in this report. The author expects that this wall will remove no more than approximately 20-30% of the total existing root mass of tree #1 (assuming that the chain link tree protection zone (TPZ) fencing can be erected as proposed on the map). The only site plan item that appears to conflict with the authors proposed (TPZ) fence line is the stairway which traverses up from the proposed basement and up onto the existing hill above tree #1. This item should either be eliminated or scaled back to a simple "flagstone walkway type spec built as close to existing grade as possible to avoid damaging the root system of the oak in the area under the canopy dripline. 2.0 Assignment This report assesses the existing Condition of one wast live oak specimen noted as "tree #1' on the site. This report also provides recommendations for maintaining the long-term health of this tree throughout the proposed site plan development process. The author was not requested to assess other oaks or deodar cedars located on the property. Tree #1 is identified in the tree data charts below by genus, species, common name, diameter at 4.5' above grade, height, and canopy spread. A visual assessment of the . health and structure of each bee has also been performed. I assign a'Condition Rating' to the tree, based on the unique Combination of the two health and structure numbers derived from field observation. The notes column contains detailed information regarding health and structure. A tree map was prepared as a marked -up version of the site plan to show approximate tree canopy dripline dimensions and the author's suggested chain link tree protection fence (TPZ) routing. The sheet utilized for the Vee map is the applicant's ground level site plan sheet a100 drawn 7/17/07 by Modem Design Environments, LLC of Phoenix, Arizona. Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Walter Levison m All Rights Reserved Registered Member, American Sudety of consulting Arborists and Member of the Intemational Sodety of Arbonculture Phona/Fax(650) 6974990 J) Walter Levison A CONSULTING APBORIaT �-= ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 The tree canopy dripline was drawn onto the sheet markup as a solid line, and proposed tree protection fencing routes shown as dashed lines along a route that assumed the site plan would be approved as proposed. A scale bar has been added in order to allow for accurate scaling off the reduced -size tree map scan. 3.0 Protected Trees 'Heritage trees' are protected in the City of Los Altos Hills, California. Heritage trees include any Quercus genus trees (i.e. oaks) with one or more main stems totaling 12 inches diameter or greater when measured at four feet above grade. Tree #1 is a heritage tree designate. Therefore, a tree protection plan prepared by an arborist is required to be submitted to the City along with any site plan project which may affect the area within the tree's 'canopy dripline". Note that the canopy dripline does not represent the extent of the root zone. The actual root zone of most field grown trees extends at least twice or three times the canopy dripline radius out from the main stem (Arboriculture, 4' edition), unless there are impediments to root growth such as foundation footings. 4.0 Observations & Discussion The subject oak tree is in fair overall condition (see photos below) Structure: Very little pruning has been performed on the tree in the past (good), and it retains most of its original branch architecture. Trees recently removed just uphill from the subject tree blocked sunlight access and space such that the canopy grew lopsided downhill. Some lower elevation scaffold limbs have been removed. Sapsucker damage was noted throughout the tree, but this damage is considered minor or insignificant. Two codominant mainstems fork at approximately 10-14 feet in two separate crotches with included bark. The'wings' and seam observed by the author indicate a disattached zone below each crotch. cmlrAM Trees on slopes usually extend greater woody root mass uphill than downhill (Shiga), so the canopy dripline cannot in any way be considered the 'extent of rooting". As noted above in this report, trees generally extend roots about two to three times the canopy dripline radius when given soil conditions favorable to root growth. There is approximately 21 linear feet (20 horizontal feet) of root zone area uphill from the trunk edge to the top of hill and existing patio edge. This area is to be preserved mainly as -is south of the proposed retaining wall (personal communication, project architect 8/20/07). Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Walter Levison © All Rights Reserved Reglslerecl Member, American Sodety of Consulting Arbonsts and Member of the International Society of Arbonculture PhoneTax(660) 697-0990 0Walter Levison ANA CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 The trunk is located at approximately 357' elevation per the site plan sheet. The top of hill is about 7 vertical feel above the trunk at +/- 364' elevation. This gives us plenty of root system to retain and preserve behind chain link fencing. A tree protection zone for a coast live oak of this size (main stem of 21.5 inches) should normally encompass a bare minimum of approximately 0.75 X (diameter inches at 4.5 feet above grade) = +1- 16 linear feet out from trunk (Matheny). The linear distances from trunk to chain link TPZ fence will for the most part be greater than 16 feet (see mitigation recommendations below). Existing Fill Soil Pad / Proposed Retaining Wall The tree appears to be approximately the same age as the residence, so the author assumed that the fill soil building pad added just prior to residence construction did not negatively affect the subject oak tree root system as much as it would have If the fill soil were compacted over a pre-existing tree root system. After discussion with the project architect, it appears the site plan proposal will allow the entire area south of the proposed retaining wall to essentially remain as -is with no significant grading of the hill east, west, or south of the wall. Thus, we should theoretically be able to retain about 70-80% of the root system of the tree intact. My proposed chain link protection fence will extend beyond the actual existing canopy dripline dimensions (both shown on the tree map scan below). 5.0 Mitigation Recommendations The following are best management practices (BMP) per modem arboriculture standards: 1. PRUNING: No pruning of oak #1 is recommended at this time. Only crown cleaning to remove deadwood should be performed in the future, unless a hazardous condition exists that requires end weight reduction pruning, etc. All pruning (if required) should be performed only by or under direct site supervision of an ISA Certified Arborist, and shall conform to the most recent edition of ANSI A300 Part I: Tree, Shrub, and Other Woody Plant Maintenance, Standard Practices, Pruning. 2. GRUBBING: No further weed grubbing should occur within the canopy dripline of oak #1. 3. FERTILIZATION: Retain a qualified tree care company to apply a slow-release tree fertilizer with a high percentage of water insoluble nitrogen (WIN) via soil injection to the area under the Canopy dripline of oak #1 at standard arboricultural rate per the most recent version of ANSI -A300 fertilization standard and the ISA 'Best Management Practices —Tree and Shrub Fertilization' booklet. 5 of 15 Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Walter Levison @ All Rights Reserved Register MemW, American Society of ConsuPorg Arborists and Member of the IMemagonal Society of Arboriculture Phon ax(650)697-0990 ,`Lp A 1 Walter Levison-,, CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 Example fertilizer materials: Doggett injectafeed slow release tree fertilizer 32-7-7, and Greenbelt 22-14-14, both offered by local tree care companies as part of their soil injection fertilization programs. Fertilizer should be applied between trunk and out to the TPZ fence surrounding oak #1 prior to Commencement of the site plan project. 4. WOOD CHIPS: Acquire a load of coarse wood chips (not bark chips or leaf chips) from a tree care Company chipper truck, and lay a 4-5 inch thick layer over the area from the trunk of oak #1 out to the chain link Vee protection zone (TPZ) fenceline prior to Commencement of the site plan project (see tree map scan in this report). Pull chips out approximately 24 inches away from the tree trunk so that moisture will not build up on the bark. 5. IRRIGATION: Apply supplemental irrigation water at a volume and frequency (to be determined by a consulting arborist retained to oversee initial tree protection and maintenance) over the entire area inside the TPZ fenceline of oak 91, starting 2-3 weeks prior to Commencement of site plan work. This irrigation should be monitored by a project arborist (PA) and the schedule adjusted according to soil moisture readings obtained by using a Lincoln Soil Moisture Probe during regular monthly construction monitoring days. The soaker hose should be snaked around the perimeter of the TPZ chain link fence, giving emphasis to irrigation just uphill from the proposed retaining wall cut. Water application is usually best achieved by use of a black rubber soaker hose or a Netafim/Agrifim laser emitter line, affixed to a garden hose attached to an active hose bib at standard household water supply pressure. Other methods of achieving correct volume of supplemental irrigation are water tank truck and row -behind water tank with spray apparatus. Typical rate of application around a single coast live oak the size of oak #1 on a development site is +/- 5-15 hours of soaker hose or emitter line irrigation in a single day, once to twice a month, during late spring, summer, and fall until the first significant rains of winter. The goal is to bring soil moisture up to 90-100% in the uppermost 24 inches of the soil profile along the perimeter of the TPZ fence by applying (in this case) about 100- 200 gallons of water per irrigation event (i.e. 100-200 gallons twice a month or about 200-400 gallons once a month just inside the actual TPZ chain link fence perimeter). Note that each method of application provides a Completely different volume of water per minute. Contractor should verify use of irrigation water by documenting in a written journal the time and date of each irrigation event, and the approximate volume of water applied. Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 820/07 Walter Levison © All Rights Reserved Registered Member, American Society of Consulting Amorists and Member of the intemabonal Society of Arboriculture Phone ax(650)697-0990 0�� ��, Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arbonst #401 ISA Certified Arborist #WC -3172 Chain link fencing must be erected at various distances out from trunk edge of oak #1 on various sides of the tree per the tree map scan in this report and per the locations noted below. The area between the Vee trunk edge and this fence perimeter shall be known as the critical root zone or tree protection zone (°CRZ' or 'TPZ'). Preliminary TPZ fencing locations determined by the author and as noted on the tree map scan in this report are: o +t- 9 feet north of trunk o +I- 40 feet south of trunk. o +/- 30 feet east of trunk o +/-17-20 feet west of trunk. Note: Fencing arountl oak #1 should be closed into a full perimeter with a single 12 inch wide "door remaining open to allow for arbonst access. Fencing material used for all protective fences as per above must be steel chain-link, at least five to six -feet in height, mounted on two-inch diameter galvanized iron posts 8 -feet in length, driven a minimum of 24 -inches into the ground. Posts must be mounted six -feet apart. This fence must be erected prior to any heavy machinery traffic or construction material arrival on site. The protective fencing must not be temporarily moved during construction. No materials, excavated soil, liquids, or substances are to be placed or dumped, even temporarily, inside the TPZ/CRZ. The TPZ fencing should have one sign affixed at eye level for every 20 -linear feet of fencing, minimum 8X11 size each, plastic laminated or otherwise waterproofed, stating: TREE PROTECTION FENCE DO NOT ALTER OR REMOVE CALL PROJECT ARBORIST 48 -HRS ADVANCE (PHONE NUMBER) Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Waiter Levison 9) All Rights Reserved Registered Member.Amenwn Sodety of Consulting ANonsfs and Member of Me Intemebonal Sodety of Artonwlture PhonelFax(650) 697-0990 J Walter Levison CONSULTING ARBORIST —� ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 7. DESIGN ISSUES: a) Stairway: Relocate or eliminate the proposed stairs that are proposed for the area inside the authors TPZ chain link perimeter (see map). Alternatively, the stairway could consist of flagstones set atop grade with minimal out below existing grade elevations. b) Retaining wall drain curtain/over-excavation: Project team should consult with project arborist if there is to be any over -excavation beyond the location of the retaining wall itself as shown on the site plan sheet. Minimize drain curtain thickness behind the proposed wall by using a drain core product (ex. Mirafi products) instead of installing a gravel drain curtain which requires significant over -excavation behind wall edge (subject to engineer specs). This will allow for better oak root zone preservation. c) Top of hill grading: Do not alter the existing grade of the area currently shown inside the author's TPZ fence perimeter (note that the author has not reviewed proposed grading/drainage details other than that shown on the site plan for the retaining wall installation). B. Retaining Wall Excavation / Root Severing: a) Oak #1 roots measuring two inches or greater encountered during retaining wall face cut excavation should be severed and maintained according to the guidelines below. b) Root severing should be performed cleanly, using sharp tools such as a chainsaw, professional grade pruning saw, or Sawzall. c) Sever roots at right angles to the root growth direction. J) If (severed) woody roots measuring two inches or greater are to be exposed more than 48 hours after initial face cut work, then immediately cover the entire open soil face cut from top of hill to base of hill using at least two layers of wet burlap cloth pinned down with landscape pins. Keep the burlap wet by soaking with a hose multiple times each work day until the retaining wall work is complete. Alternately, the face cut can be temporarily covered with visquine type plastic sheeting pinned down over the soil to prevent desiccation of the roots. Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Walter Levison O All Rights Reserved Registered Member, American Society of ConsuNng Arborists end! Member of the Intemational Society of Arboriculture PbomvFax(650) 697-0990 Walter Levison 0� CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 6.0 Consultant's Qualifications ❑ ASCA Registered Consulting Arborist #401 ❑ Millbrae Community Preservation Commission (Tree Board) 2001-2006 ❑ ASCA Arbodculture Consulting Academy graduate, class of 2000 ❑ ISA Certified Arborist #WC -3172 ❑ B.A. Environmental Studies/Sol] and Water Resources UC Santa Cruz, Santa Cruz, California 1990 ❑ Peace Corps Soil and Water Conservation Extension Agent Chiangmai Province, Thailand 1991-1993 ❑ Associate Consulting Arbonst Barrie D. Coate and Associates 4/99-8/99 ❑ Contract City Arborist to the City of Belmont 5/99 -present ❑ Continued education through attendance of arboriculture lectures and forums sponsored by The American Society of Consulting Arborists, The International Society of Arboriculture (Western Chapter), and various governmental and non- governmental entities. (My full curriculum vitae is available upon request) Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Walter Levison @ All Rights Reserved Registered Member, Amencen Sodety of ConsuPong Arbonsts and Member of the Intemabonal sodety ormencultme PhonelFax(650) 697-0990 0�� �. Walter Levison 0` CONSULTING ARBORIST e ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 7.0 Bay Area Vendors Tree Moving Services: Joe Omae Trees of Calilomia -blesminmd by hand nly P.O. Box 13189 Co ote CA 95013 (408) 264-3663 Mr. John Service @ Valley Crest 8501 Calaveras Road Sunol, CA 94586 (925) 862-2485 Tree Movers of Mountain Yew 2099 Hillside BIW. Calms, CA 94014 (650) 755-2330 -can transplant, squire, ship, and install trees 8501 Calaveras Road Suri CA 94586 (650) 968-6117 -bees moved by rn c animl spade only. -trees must normal! be <12-DBH 2332 San Pablo Ave. Bourne of Replacement Than: Hecker Pass Spedmen Trees Heiler Pass Road (408) 842-2121 Mr. all Miller Gilroy, CA 95020 650 298$937 Padfic Nuommes-wholesale only 2099 Hillside BIW. Calms, CA 94014 (650) 755-2330 Valley Creel Tree Company 8501 Calaveras Road Suri CA 94586 (925)882-2485 East Bay Nursery 2332 San Pablo Ave. (510) 845-6490 Chris Hall– Wes! Coast Tree Care Berkeley, CA 947D2 408.379.1442 Soothing Treeland Farms (WTolesaletothe Trade 2923 Alpine Road 650.322.4400 Only. Huge selection of common and hard to Bnd Vee Primus Valley, CA 94028 (650) 8514770 .pedes) South Ba 408 929-3D40 Tree Movers of Min View Wootlsitle (650) 968-6117 Peninsula Air Spade Contractors Who Perform Tree -Friendly Air Excavation Michael Young, Urban Tree Management 650 321-0202 Bill Patched, Tme a es Budin ame 650 574-5354 Mathew Kidd 650 298$937 Arborv2ll (888) 969-6733 or Neil Woolner Dell (925) 260- 6655 Ian Geddes Tree Care see below Bob Yamane–Noonan's Tree Care Mwmced Tree Care bree below 650 367 8818 Tree Maintenance Amend Tree Care- Rob Weatherill 650 566-9539 .1 839-9639 Area Custom–Ron Walker 650 969-7076 Bill Plateman 650.595.5135 Bob Yamane–Noonan's Tree Care Retlwootl City 650 367 8818 BiotaTeM—Brendan Nelson Gell 406 839-2189 Chris Hall– Wes! Coast Tree Care South Bay 408.379.1442 Dan Hoskins 650.322.4400 Doug Anderson South Bay 408.378.2261 Gil Mitchell South Ba 408 929-3D40 Henry ANalan -City Aibonst' Wootlsitle Cell (650) 222-1771 Ian Geddes Tree Care Saratoga 400 374-0233 James Scott Los Gatos 400 370-2089 Kevin Ridtary, alo to 850 428-8733 Lane Mi atdcl, 650.941.0240 Mark O'bden – no brush hauling Menlo Park 650 327-0450 McCarthyTree S daties Menlo Park 650 367-7552 Midwel Young- Urban Tree Management I Santa Clara 650 32141202 Nature Final -Jerem Name 8 Mimi Swippitome I South Ba 831 t 562-8233 10 of 15 Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8120/07 Walter Levison © All Rights Reserved Registered Member, American Sodety of Consulting Arbonsts and Member of the International Sodety of Arboncutture PhonelFax (650) 697-0990 0Walter Levison � CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 Randy Harris—ANst in Trees Mill Valle Marin Coun 415 36&2931 John Se Mountain View 650 940-1452 The Care of Treearrreesrapes David Nelson East Ba Y 510.636.0]61 (The above sources have been known to provide high quality arboriwXure services in the past They are not guaranteed or endorsed by Me author.) 8.0 Assumptions and Limiting Conditions Any legal description provded to the consultanVappruser is assumed to be correct. Any titles and ownership to any property are assumed to be good antl madceteble. No responsibility is assumed for matters legal in chas,cler. Any and all property is appraised and evaluated as through free and clean, under responsible ownership and competent management. it is assumed Mat any property is not in violation of any applicable codes, ordinance, stares, or other gow mment regulations. Care has been taken to obtain all information from reliable sources. All data has used varied insofar as possible; however, the consulenVappralser can neither guarantee nor be responside for the accuracy of information provided by others. The consuo ntleppraiser shall not be required to give testimony or to attend court by reason of this mport unless subsequent contractual arrangements are made, Inciuding payment of an additional fee for such services as tlescnbed in the fee s hadule antl contact of engagement. Unless required by law otherwise, Me possession of this report or a copy thereof does not Imply right of publiotion or use for any other purpose by any other than the person to whom it is addressed. without Me prior expressed written or verbal consent of the consuttantlappraiser. Unless required by law otherwise, neither all nor any part of he contents; of this report, nor copy thereof, shall be conveyed by anyone, including the client, to Me public through advertising, public relations, news, sales, or other media, without the prior expressed conclusions, density Of ale eansultantlappralaer, or any reerence to any professional society or institute or to any initiated designation conferred upon the consuBantrappreiser as stated! In his qualifications. This report and any values expressed harem represent the opinion of the consuitantlappreiser, and Me consultanYstappo iseYs fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent evert, nor upon any finding to be reported. Sketches. drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale antl should not be construed as engineering or amhitectural repore or surveys unless expressed otherwise. The reproduction of any Information generated by engineers, anthill or other consultants on any sketches, drawings, or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any dmMngs or other documents does not constitute a representation by Walter Levison to the suficiency or accuracy of said information. Unless expressed otherwise: a. Information codained in this report overs only those items that were examined and reflects Me conditions of those items at Me time of inspection; antl b. the Inspection is limited to Awe[ examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, Nat problems or deficiencies of the plants or property, In question may not arse In Me furs,. Loss or alteration of any pad of this report irw ildaes the adds, report. Arborist Olscioubm SmtshmM: Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 820107 Walter Levison © All Rights Reserved Registered Member, American society of Consulting Ahonsts and Member of Me International Society of Arboriculture Phone/Fax(660) 697-0990 0Walter Levison A CONSULTING ARBORIST ASCA Registered Consulting Arbonst #401 ISA Certified Arborist #WC -3172 Arboreta are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to eMance the beauty and health of Imes, and attempt to reduce the nsk of living near tees. Clients may choose to accept or disregard the recommendations of the sunburst, or to seek additional advice. Arbonsts cannot dated every condition that could possibly lead to the shudural feibre of a tree. Tree are living organisms that fail in ways we do not fully understand. CondNons are often hidden within bees and below, ground. Modal cannot guarantee that a tree will be hearty or safe under all cimumstances, or for a specified period of time. Likewise, remedial treatments, like any medidne, cannot be guaranteed. Treatment, pruning, and removal of "as may omohre considerations beyond the scope of the arbonsfs services such as property boundaries, properly camerstup, she lines, disputes between neighbors, and other issues. Animists cannot take such considerations into account unless complete and accurate Information Is disclosed to Me arbonst. An arbmnst should! Nen he expected to reasonably rely upon the completeness and amrrary of the Information provided. Trees can be managed, but they cannot be controlled. To live near bees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate the trees. 9.0 Certification I hereby certify that all Me statements of fad in this report are true, complete, and coned to the best of my knowledge and belief, and are made in good faith. Signature of Consultant � 820/07 Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Walter Levison © All Rights Reserved Registered Member American Society of Consulting Arbonsts and Member of the International Society of AA miculture PhonelFax(650) 697-0990 (� Walter Levison A& CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 10.0 Tree Map (not to scale) Heavy dashed line = Suggested Vee protection zone (TPZ) chain link fencing route. Heavy solid line = Approximate existing Vee canopy dripline and proposed retaining wall cut. Site Address: 11560 Old Ranch Rd., Los Altos Hills, CA Version: 6/20/07 Walter Levison m All Rights Reserved Registered Member, American Soley or Consulting Arboreta and Member of Ore Imemational Sudety of Ar and ure Phoneffax(650) 697-0990 A 0 Walter Levison ANN CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 11.0 Photographs Profile of the subject oak looking eastward (downhill) Foreground: Southward view of the area to be excavated for retaining wall Construction. According to the site plan sheet, the approximate location of the retaining wall is the foreground area consisting of old concrete pieces shown above. The areas at top of hill, mid hill, and lower hill from the retaining wall cut southward will all be protected as -is under the current site plan. Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Walter Levison © All Rights Reserved Registeretl Member, Amedwn Society of Consulting ANonsts and Member of the International Society of Adbariwdure Phoneffax(650) 697-0990 1) Walter Levison A&A CONSULTING ARBORIST ---- ASCA Registered Consulting Arborist #401 ISA Certified Arborist #WC -3172 12.0 Tree Data 1 mast live oak Diameter = Private tree. Rminate proposed Moderate live twig density Quercus 21.5111.8/ 7.7 stain: unless can lay and extension. agrirolia Height =35 -ft. Hentage tree flagstone over basicagy Spread =45-h designate. unaltered! grope. Two codominant crotches Health =75%w bark indusiom at 10 Structure=55% Proto Fence wBh link fl and 14 It above grade. Overall be retained. retain caMain per map awn. otroot system Cond Fenlizep. site canoe rang (Fan= 67%(Fair) 67% plan wodc. Mthetl Throughout the site plan Project. chip mulch prior toVVoodam to alta plan work. Inigats throughout site plan period! starting 2-3 weeks prior to site plan work. Do not prune except for deadwood removal, unless a hazardous condition exists that requires more extensive pruni, such as endweignt reduction. Site Address: 11580 Old Ranch Rd., Los Altos Hills, CA Version: 8/20/07 Water Levison O All Rights Reserved Registered Member, American Society of Consulting Atbonsta and Member or the Intemabonal Society of Arboriculture Phone/Fax(650) 697-0990 Attachment 6 June 6, 2008 Attention: Los Altos Hills Planning Commission From: John and Katherine Burger—Owners Concerning: Home construction on 11590 Old Ranch Road—Vertical Profile Attachments: Proposed Home Elevations The purpose of this letter is to show that the following neighbors impacted by the new construction on 11580 Old Ranch Road have reviewed the attached plans and agree that the proposed vertical profile is preferred over a true two story structure. The proposed elevations feature a walk out basement open to the backyard and are desirable because the structure will appear as a single story from the street. Its vertical profile is very similar to the existing ranch currently occupying the lot. Maintaining a familiar elevation to the existing house will not impede views and/or daylight to neighboring houses and its unobtrusive structure will not compromise the street's quaint feel. It also allows the preservation of a large oak that is currently acting as a privacy shield for homes lining the backyard. The alternative is to build a two story structure. This will increase the vertical profile considerably and appear more obtrusive. It also may infringe on the privacy of homes found on the adjoining lots. The construction time will be the same, regardless of structure. Below are addresses and signatures of neighboring households of 11580 Old Ranch Road. They have signed this letter in an attempt to notify Los Altos Hills that the proposed elevations, with walk out basement, are preferred over a two story structure. Thank you for your time and consideration. June 6, 2008 Attention: Los Altos Hills Planning Commission From: John and Katherine Burger -Owners Concerning: Home construction on 11580 Old Ranch Road—Vertical Profile Attachments: Proposed Home Elevations The purpose of this letter is to show that the following neighbors impacted by the new construction on 11580 Old Ranch Road have reviewed the attached plans and agree that the proposed vertical profile is preferred over a true two story structure. The proposed elevations feature a walk out basement open to the backyard and are desirable because the structure will appear as a single story from the street. Its vertical profile is very similar to the existing ranch currently occupying the lot. Maintaining a familiar elevation to the existing house will not impede views and/or daylight to neighboring houses and its unobtrusive structure will not compromise the street's quaint feel, It also allows the preservation of a large oak that Is currently acting as a privacy shield for homes lining the backyard. The alternative is to build a two story structure. This will increase the vertical profile considerably and appear more obtrusive. It also may infringe on the privacy of homes found on the adjoining lots. The construction time will be the same, regardless of structure. Below are addresses and signatures of neighboring households of 11580 Old Ranch Road. They have signed this letter in an attempt to notify Los Altos Hills that the proposed elevations, with walk out basement, are preferred over a two story structure. Thank you for your time and consideration.